Chapter 15.20.273
Development Standards for New Construction Adjacent to Open Space
Lands Where Wildfire Is a Threat
Sections:
15.20.273.010 Purpose and Intent.
15.20.273.020 Coordination With Other Policies and Regulations.
15.20.273.030 Open Space Defined.
15.20.273.040 Fire Buffer Zone.
15.20.273.050 Fire Access Road.
15.20.273.060 Fire Protection Greenbelt.
15.20.273.080 Single Loaded Streets.
15.20.273.090 Drainage Ditches.
15.20.273.100 Noncombustible Fencing.
15.20.273.110 Rear Yard Setback.
15.20.273.120 Side Yard Setback.
15.20.273.130 Residential Sprinkler System.
15.20.273.140 Ingress and Egress.
15.20.273.160 Residential Construction Standards.
15.20.273.170 Accessory Structures.
15.20.273.010 Purpose and Intent.
The stated purpose and intent of adopting these provisions is to increase the protection of life and property from wildfire occurring on open lands. This standard shall apply to new residential development located on parcels adjoining or adjacent to permanent open lands and other open lands where no development is anticipated in the near future where wildfire is a threat.
(Ord. 1982, Added, 12/13/2022)
15.20.273.020 Coordination With Other Policies and Regulations.
A. When development occurs on or adjacent to hillsides, these standards will be used in conjunction with the existing City of Vacaville Fire Department policy addressing hillside development.
B. Where a conflict results between provisions of these regulations, any other Fire Department policy, or conditions of approval imposed by any decision making authority of the City of Vacaville, the City of Vacaville Fire Chief shall have the sole responsibility for resolving the conflict.
C. The Fire Chief, at his or her sole discretion, may waive any of the development standards set forth in this chapter.
D. In those cases where any improvements required by this chapter are constructed, installed, or otherwise located on public property, a lighting and landscape maintenance district or similar instrument shall be formed for purposes of providing funds for the ongoing maintenance of the improvements at no cost to the City. A disclosure statement shall be included in all grant deeds precluding any buyer or subsequent owner from protesting the formation of such a financial mechanism and shall agree to pay all reasonable fees, charges, and assessments for the permanent and perpetual maintenance of the required improvements.
(Ord. 1982, Added, 12/13/2022)
15.20.273.030 Open Space Defined.
For purposes of this chapter, “open space” or “open lands” shall include, but shall not necessarily be limited to, public and privately owned open space areas such as hillsides, ridges, detention basins, designated agricultural areas, parks, and other open lands where no development is anticipated in the near future as identified within the General Plan.
(Ord. 1982, Added, 12/13/2022)
15.20.273.040 Fire Buffer Zone.
There shall be a total of 50 feet of noncombustible defensible space located between residential yards that are adjacent to open lands where wildfire is a threat.
A. This space may be located within the parcel, outside the parcel, or a combination of both.
B. Subject to the review and approval of the Fire Chief, the 50-foot fire buffer zone may include a combination of a fire access road; fire protection greenbelt; firebreak; or single loaded streets as those improvements are defined in this chapter.
(Ord. 1982, Added, 12/13/2022)
15.20.273.050 Fire Access Road.
When required by the Fire Chief, a minimum 20-foot-wide all-weather fire access road shall be provided around the perimeter of the site where wildfire is a threat.
A. At a minimum, the all-weather road shall be graded and compacted, and shall be kept clear of all flammable vegetation at all times.
B. The Fire Chief may require the road to be surfaced with asphaltic concrete, decomposed granite, or similar materials.
(Ord. 1982, Added, 12/13/2022)
15.20.273.060 Fire Protection Greenbelt.
When required by the Fire Chief, a greenbelt of fire resistive, irrigated low-growth vegetation shall be installed.
A. The greenbelt shall be maintained to its fire resistive properties.
B. A permanent irrigation system shall be installed concurrently with the planting of the greenbelt.
C. The greenbelt shall be irrigated as necessary to maintain its fire resistive properties.
D. To the extent practical, nonpotable water shall be used for the irrigation.
(Ord. 1982, Added, 12/13/2022)
15.20.273.070 Fire Break.
Subject to the review and approval of the Fire Chief, a noncombustible firebreak that is permanently maintained may be used in areas that are not practical to apply either a greenbelt or fire access road.
(Ord. 1982, Added, 12/13/2022)
15.20.273.080 Single Loaded Streets.
When required by the Fire Chief, streets or roads that are directly adjacent to permanent open lands where wildfire is a severe threat shall only have housing located on one side of the street opposite the open space lands to provide additional protection from wildfires. This requirement is typically utilized when there are steep slopes adjacent to the development, although the Fire Chief may impose this requirement based upon the circumstances of any particular case.
(Ord. 1982, Added, 12/13/2022)
15.20.273.090 Drainage Ditches.
When a concrete v-ditch is installed between the fire access road and the greenbelt or noncombustible surface, the greenbelt or noncombustible surface can be reduced by the width of the v-ditch. The fire access road must remain a minimum of 20 feet to allow the passing of emergency vehicles. For example: 20-foot fire access road, four-foot v-ditch, and 26-foot greenbelt or firebreak.
(Ord. 1982, Added, 12/13/2022)
15.20.273.100 Noncombustible Fencing.
All fencing adjacent to open space lands where wildfire is a threat shall be of noncombustible material. Subject to the review and approval of the Fire Chief in each case, the fencing may be:
A. Open, such as wrought iron or similar material;
B. Solid, such as masonry walls; or
C. A combination of open and solid, such as a low masonry wall with open wrought-iron fencing above.
(Ord. 1982, Added, 12/13/2022)
15.20.273.110 Rear Yard Setback.
Notwithstanding the provisions of the underlying zoning district, a minimum setback of 30 feet shall be provided from the rear property to the main structure. Where a greater setback than 30 feet is required by the provisions of the underlying zoning district, the greater distance shall be used.
(Ord. 1982, Added, 12/13/2022)
15.20.273.120 Side Yard Setback.
A minimum 10-foot side yard setback is required for those lots adjacent to the open lands where wildfire is a threat. Note: Parcels that border open lands on the side shall have a 30-foot side yard setback. For example, the last parcel in a row of houses may have open lands on the rear and side. The intent is to protect the main structure from a direct wildfire approaching from open lands.
(Ord. 1982, Added, 12/13/2022)
15.20.273.130 Residential Sprinkler System.
Notwithstanding the provisions of adopted ordinances requiring certain structures to be constructed with fire sprinkler systems, the Fire Chief, at his sole discretion, may require some or all of the structures on a property adjacent to open lands to have fire sprinkler systems installed where the distance from a building to a public water supply is beyond the minimum distance established by local ordinance, ingress and egress for fire protection is substandard, or in any other case where the Fire Chief determines that such a residential sprinkler system may be required to minimize the chance of a larger fire.
(Ord. 1982, Added, 12/13/2022)
15.20.273.140 Ingress and Egress.
Adequate ingress and egress shall be provided to all structures and improvements as determined by the Fire Chief to meet nationally recognized standards or the circumstances of any particular case.
(Ord. 1982, Added, 12/13/2022)
15.20.273.150 Water Supply.
The on-site public water supply shall comply with the adopted City Water Master Plan.
(Ord. 1982, Added, 12/13/2022)
15.20.273.160 Residential Construction Standards.
The following requirements shall apply to all newly constructed residential units within the development located adjacent to open lands:
A. Class A roof fire-retardant materials are required on all structures.
B. All structures shall be constructed with noncombustible siding.
C. All structures with eaves shall be enclosed, wrapped, or “boxed-in” with noncombustible materials to the satisfaction of the Building Official.
D. All attic and underfloor openings shall be protected with one-eighth-inch wire screens.
(Ord. 1982, Added, 12/13/2022)
15.20.273.170 Accessory Structures.
A. All accessory structures, including but not limited to decks, awnings, patio covers, and sheds, shall be at least 10 feet from any front, side, or rear property lines adjoining open lands.
B. Raised patio decks or elevated porches shall be screened underneath with wire mesh no larger than one-eighth of an inch.
(Ord. 1982, Added, 12/13/2022)